2509 hawthorne st download (1057948) by famis

PROPERTY DEVELOPMENT PROFILE SUBJECT PARCELS 2509 Hawthorne Street Forest Grove, Oregon Washington County

PREPARED BY:

FIRST AMERICAN TITLE 121 SW Morrison St, Ste 300 Portland, OR 97204 OFFICE 503.222.3651

PREPARED FOR: Jordan Miller John L. Scott Real Estate 855 NE 25th Avenue Hillsboro, OR 97124

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RESIDENTIAL ZONES 10.3.100

PURPOSE

The City of Forest Grove has established five six residential zones to implement the Residential designations of the Comprehensive Plan. The zones provide the flexibility for a range of lot sizes and housing types. The six zones are distinguished primarily by the number of dwelling units permitted per net acre. Target densities are established for each zone. The Code also provides an opportunity for a density bonus in each of the zones to encourage special design features and amenities when a Planned Development (PD) process is followed. The regulations of the residential zones are intended to protect the livability of existing and future residential neighborhoods by encouraging primarily residential development with compatible non-residential development at appropriate locations and at an appropriate scale. Another purpose of these regulations is to encourage a full range of owner-occupied and rental housing at affordable prices. 10.3.110 A.

LIST OF RESIDENTIAL ZONES

Suburban Residential SR The SR zone is intended for development of housing at a target density of 1.0 dwelling unit per net acre. Detached single-family housing will be the predominant housing type in this zone. Accessory dwelling units are also permitted subject to the density limitations of the zone. A limited range of compatible non-residential uses such as parks and schools are permitted or allowed with conditional use permit approval.

Residential R-10 The R-10 zone is intended for development of housing at a target density of 4.35 dwelling units per net acre. Detached single-family housing will be the predominant housing type in this zone. Accessory dwelling units, duplexes and attached housing types are also permitted subject to the density limitations of the zone. A limited range of compatible non-residential uses such as parks and schools are also permitted or allowed with conditional use permit approval.

Residential R-7 The R-7 zone is intended for development of housing at a target density of 6.22 dwelling units per net acre. Detached single-family housing will be the predominant housing type in this zone. Accessory dwelling units, duplexes and attached housing types are also permitted subject to the density limitations of the zone. A limited range of compatible non-residential uses such as parks and schools are also permitted or allowed with conditional use permit approval.

CITY OF FOREST GROVE DEVELOPMENT CODE

Article 3 â&#x20AC;&#x201C; Page 4

Zoning Districts

Residential R-5 The R-5 zone is intended for development of housing at a target density of 8.71 dwelling units per net acre. Detached single-family housing will be the predominant housing type in this zone. Accessory dwelling units, duplexes and attached housing types are also permitted subject to the density limitations of the zone. A limited range of compatible non-residential uses such as parks and schools are also permitted or allowed with conditional use permit approval.

Residential RML The RML zone is intended for development of housing at a target density of 12 dwelling units per net acre. Small-lot single family housing, duplexes, attached dwellings and small multi-dwelling residences will be permitted housing types, subject to the density limitations of the zone. A limited range of compatible non-residential uses such as parks and schools are also permitted or allowed with conditional use permit approval. The RML zone functions as a transition zone between the lower density residential zones and the higher intensity residential and non-residential zones.

Residential RMH The RMH zone is intended for development at a target density of 20.28 dwelling units per net acre. Multi-unit residential buildings will be the predominant housing type in this zone. RMH zoning is generally applied near transit streets and adjacent to commercial districts. The RMH zone also allows a limited range of non-residential uses to help provide services for residents and enhance the quality of the higher density neighborhood.

10.3.120

USE REGULATIONS

Refer to Article 12 for information on the characteristics of uses included in each of the Use Categories. A.

Permitted Uses. Uses allowed in the Residential zones are listed in Table 3-2 with a “P”. These uses are allowed if they comply with the development standards and other regulations of this Code.

Limited Uses. Uses that are allowed subject to specific limitations are listed in Table 3-2 with an “L”. These uses are allowed if they comply with the limitations listed in the footnotes to the table and the development standards and other regulations of this Code.

Conditional Uses. Uses that are allowed if approved through the conditional use process are listed in Table 3-2 with a “C”. These uses are allowed provided they comply with the conditional use approval criteria, the development standards, and other regulations of this Code. The conditional use process and approval criteria are stated in §10.2.200.

CITY OF FOREST GROVE DEVELOPMENT CODE

Article 3 – Page 5

Zoning Districts

Not Permitted Uses. Uses listed in Table 3-2 with an “N” are not permitted or prohibited. Existing uses may be subject to the regulations of §10.7.100 Nonconforming Development.

Accessory Uses. Uses that are accessory to a primary use are allowed if they comply with specific regulations for accessory uses and all development standards. TABLE 3-2 Residential Zones: Use Table USE CATEGORY RESIDENTIAL Household Living Group Living Transitional Housing Home Occupation Bed and Breakfast HOUSING TYPES Single Units, Detached Single Units, Attached Accessory Units Duplexes Manufactured Homes Manufactured Home Park Multi-Family Units CIVIC / INSTITUTIONAL Basic Utilities Major Utility Transmission Facilities Colleges Community Recreation Cultural Institutions Day Care Emergency Services Postal Services Religious Institutions Schools Social/ Fraternal Clubs / Lodges

CITY OF FOREST GROVE DEVELOPMENT CODE

R-10

R-7

R-5

RML

RMH

P L[1] N L[2] L[3]

P L[1] C L[2] L[3]

P L[5] L[6]

L[5]

[7]

L N N

L[7] C N

P L[5] L[6] L[5] L[7] C N

P P L[6] P L[7] C P

L[4] P L[6] P L[7] C P

P C C P/C[8] C L[9] C N C C N

P C C P/C[8] C L[9] C N C C C

Article 3 – Page 6

Zoning Districts

USE CATEGORY COMMERCIAL Commercial Lodging Eating and Drinking Establishments Entertainment – Oriented: - Major Event Entertainment - Outdoor Entertainment - Indoor Entertainment General Retail: - Sales – Oriented - Personal Services - Repair – Oriented - Bulk Sales - Outdoor Sales - Animal – Related Medical Centers Motor Vehicle Related: - Motor Vehicle Sale / Rental - Motor Vehicle Servicing / Repair - Motor Vehicle Fuel Sales INDUSTRIAL Industrial Services Manufacturing and Production: - Light Industrial - General Industrial Call Centers Railroad Yards Research and Development Warehouse / Freight Movement Waste – Related Wholesale Sales OTHER Agriculture / Horticulture Cemeteries Detention Facilities Mining Wireless Communication Facilities Self-Service Storage Information Centers Office Non-Accessory Parking

P = Permitted

R-10

R-7

R-5

RML

RMH

N N

C[10]

N N N N N N

N N

N N N N N N N N

L[11] [12] P N N L[13] N N N N

L[11] [12] N N N L[13] N N N N

N N N N L[13] N N N N

L = Limited

C = Conditional Use

N = Not Permitted

Table Footnotes: [1]

Group living with five (5) or fewer residents permitted by right; group living with six (6) or more residents requires conditional use approval.

[2]

Home occupation permitted as an accessory use in all residential zones, subject to compliance with the home occupation standards in Article 7.

CITY OF FOREST GROVE DEVELOPMENT CODE

Article 3 – Page 7

Zoning Districts

[3]

Bed & Breakfast Inn limited to three (3) guest rooms in the SR, R-10, R-7, R-5 and RML zones and twenty-seven (27) guest rooms in the RMH zone, subject to compliance with the Bed & Breakfast Inn standards in Article 7.

[4]

To preserve RMH land for development of multi-family housing, new detached single-family units (including manufactured homes) shall only be allowed on existing lots of record smaller than 5,000 square feet.

[5]

For subdivision of twenty (20) or more lots, eight percent (8%) of the lots may be developed as duplex or single family attached lots. An increase of up to maximum of twenty percent (20%) may be approved by the Director if the criteria in §10.3.130(E) are adequately addressed.

[6]

Accessory dwelling units are allowed in conjunction with a single-family dwelling in any residential zone, subject to compliance with the accessory dwelling unit standards in Article 7.

[7]

Manufactured homes on individual lots are permitted except within national historic districts, subject to compliance with the standards in Article 7. Manufactured homes are prohibited within a national historic district.

[8]

Commercial recreation uses including trails, parks, playgrounds and open space are permitted uses and require a Type II process. Recreation centers and other facilities used by organized team sports require a Conditional Use Permit.

[9]

A day care facility (care of up to 16 children) is permitted in all residential zones. A day care institution (care of more 16 children) requires approval of a conditional use permit in all residential zones. A non-resident day facility or day care institution requires approval of a conditional use permit in all residential zones.

[10]

A neighborhood store, limited to a size of 2,000 square feet, is permitted with approval of a conditional use permit. No retail outlet regulated by the Oregon Liquor Control Commission other than those operating under an Off-Premises Sales License - is allowed in any residential zone district. Stores must be located along a collector street.

[11]

Agriculture uses such as truck farming and horticulture are permitted. Commercial agriculture uses including but not limited to marijuana grow sites for commercial or medical purposes as regulated by the State, and buildings and the keeping of livestock and poultry (other than ordinary household pets, and domesticated fowl as identified in footnote (12)) are not permitted.

[12]

Domesticated fowl are allowed in single-family residences primarily for personal use. Domesticated fowl are allowed subject to these conditions. (a) Up to 4 adult fowl over 6 months of age may be kept on any lot with a minimum area of 5,000 square feet. One additional adult fowl shall be permitted for each 2,000 square feet of additional lot area, up to a maximum of 12 fowl. (b) No roosters shall be permitted. (c) Animal waste matter shall not be allowed to accumulate. (d) All animal food shall be stored in metal or other rodent-proof containers. (e) Fencing shall be designed and constructed to confine all animals to the owner’s property. (f) All structures that house fowl shall be located at least 20 feet from all residences (except the animal owner’s). (g) All structures that house fowl shall be located at least 5 feet from any side or rear property line.

[13]

Wireless communication facilities are regulated by the standards in Article 7.

CITY OF FOREST GROVE DEVELOPMENT CODE

Article 3 – Page 8

Zoning Districts

10.3.130 A.

RESIDENTIAL ZONE DEVELOPMENT STANDARDS

Residential Densities The City of Forest Grove regulates residential development primarily by density rather than minimum lot size. Density is calculated based on net site area. Within the density limits of each of the five residential zones, a variety of housing types and lot sizes are permitted. This approach allows more sites to be developed with the flexibility of a Planned Development. All residential subdivisions and multi-family developments are required to develop at a minimum of 80% of the targeted density. TABLE 3-3: Residential Zone Density Standards Zoning District Average Lot Size Target Minimum Incentive* SR 43,560 square feet 1.00 0.80 1.20 R-10 10,000 square feet 4.35 3.48 5.22 R-7 7,000 square feet 6.22 4.98 7.15 R-5 5,000 square feet 8.71 6.97 10.02 RML -12.00 9.60 13.80 RMH -20.28 16.22 23.32 Density = dwelling units / NET ACRE Minimum Density = 80% of Target Incentive Density = 115% of Target except for SR and R-10, which is 120% of Target

* Only allowed a part of a Planned Development (see §10.4.200) B.

Calculating Potential Densities The number of dwelling units allowed on a parcel in any of the five residential zones is calculated using Table 3-3. Density calculations count dwelling units (not structures), i.e., a duplex is counted as two (2) dwelling units. Accessory dwelling units are not counted as dwelling units for the purpose of calculating density. 1.

The Target Density is permitted outright.

The Minimum Density is required to ensure: a. b. c.

Land is being used at the appropriate intensity planned for the area; Enough dwelling units can be developed to accommodate the projected need for housing; and Compliance with the Metro Functional Plan.

The Incentive Density provides the opportunity for a density bonus to reward design features, amenities, and/or other improvements which can be shown to increase the value of the residential development for neighborhood residents and the general public and/or provide affordable housing. Incentive Density is only allowed as part of a Planned Development (see §10.4.200).

CITY OF FOREST GROVE DEVELOPMENT CODE

Article 3 – Page 9

Zoning Districts

Density Reductions Due to Slope All densities (target, minimum and incentive) listed in Table 3-3 shall be reduced based on the slope of the property as shown below. Where a parcel has areas of different slopes, the property shall be divided up into areas of like slopes, and the reductions applied to those areas. If the areas of similar slopes do not fit into the categories below, the Director shall use a percentage reduction that is based on the slope-to-density reduction relationship expressed in Table 3-4 (For example, an area of 13% to 18% slope would receive a reduction of around 25%). TABLE 3-4: Density Reduction for Slopes Average Slope 10% to 14.9% 15% to 24.9% 25% to 34.9% 35% and above

Reduction in Density 10% 30% 50% 100%

For development sites over two (2) acres that have an average slope greater than 20% (see definition), development is only allowed through approval of a Planned Development. D.

Exemptions from Minimum Density Standards 1.

Small Parcels. The minimum density standards set forth in Table 3-3 focus primarily on subdivisions and multi-family developments. The standards do not apply to individual single family building permits on existing parcels or to partitions or development on parcels smaller than one-half (Â˝) acre. The City does not want to inhibit infill development or require densities that are out of scale with established neighborhoods with the application of minimum density standards to small parcels. However, this exemption does not reduce the target density allowed outright on parcels smaller than one-half (Â˝) acre; it only removes the requirement for a minimum number of units.

Incentive Density Planned Developments may request a density bonus up to a maximum of the Incentive Density shown in Table 3-3 and shall be based on the following discretionary criteria: 1.

The availability and accessibility of public transportation, and/or connectivity improvements likely to result in reduced vehicular use.

How well natural resources such as streams, riparian areas and wetlands are protected, integrated into the design residential development, defined as a common area, and made accessible to as many individual parcels/units as possible.

CITY OF FOREST GROVE DEVELOPMENT CODE

Article 3 â&#x20AC;&#x201C; Page 10

Zoning Districts

How well common recreational areas are integrated into the design of the residential development, such that there is the maximum number of physical connections to lots and units, and visual connections to future dwelling sites.

Public accessibility and use of the common recreation area where appropriate, given the intended use of the area, linkage to future trails, etc.

Other design features, amenities, and/or improvements which can be shown (by use of built examples) to increase the value of the residential development for neighborhood residents and the general public and/or provide more affordable housing.

Minimum Lot Size and Dimensions (SR, R-10, R-7 and R-5 Zones) Varied lot sizes and housing types are permitted and encouraged within the density ranges established for the SR, R-10, R-7 and R-5 Zones. As described above, the number of units allowed on a parcel is based on the target density allowed for the particular zone (See Table 3-3). The City has established base minimum lot size and dimensional standards that apply after the potential number of units has been determined. These standards ensue that each lot has enough area for a house, garage, setbacks and private outdoor area. To ensure that development can be built near to and oriented toward the street, a minimum width at the front setback line is required. The minimum lot size is the smallest permissible size of a building lot. See Article 6 Land Divisions for additional lot development standards. TABLE 3-5 Lot Dimensional Requirements (Low Density Residential) Housing Type Single-Family Detached Manufactured Home Duplex Single-family Attached Other Uses Footnote:

[1]

Minimum Lot Size 70% of average lot size 70% of average lot size 5,000 Square Feet 2,500 Square Feet 5,000 Square Feet

Lot Dimensions [1] Depth: 75 feet

Width: 50 feet

Depth: 75 feet

Width: 50 feet

Depth: 75 feet Depth: 75 feet Depth: 75 feet

Width: 50 feet Width: 25 feet Width: 50 feet

Lot width is measured at the front building line.

CITY OF FOREST GROVE DEVELOPMENT CODE

Article 3 â&#x20AC;&#x201C; Page 11

Zoning Districts

Minimum Lot Size and Dimensions (RML and RMH Zones) Varied lot sizes and housing types are permitted and encouraged within the density ranges established for the RML and RMH Zones. However, construction of new single family detached units is restricted to existing lots smaller than 5,000 square feet in the RMH Zone in order to retain land for multi-family housing. The following base minimum lot size and dimensional standards apply after the potential number of units has been determined using Table 3-3. TABLE 3-6 Lot Dimensional Requirements Moderate-to-High Density Residential Housing Type Single-family Detached Manufactured Home Duplex Single-Family Attached Single-Family Attached (RMH Zone Only) Multi-Unit Other Uses Footnotes:

[1] [2]

Minimum Lot Size 3,500 Square Feet 3,500 Square Feet 4,200 Square Feet 2,500 Square Feet 2,000 Square Feet 7,000 Square Feet 5,000 Square Feet

Lot Dimensions [1] Depth: 70 feet Width: 50 feet Depth: 70 feet Width: 50 feet Depth: 70 feet Width: 60 feet Depth: 70 feet Width: 25 feet Depth: 70 feet/ Width: 20 feet 65 feet 2 Depth: 70 feet Width: 100 feet Depth: 70 feet Width: 50 feet

Lot width is measured at the front building line. Depth allowed when vehicular access from a public alley

Setback Standards Building setbacks have an important relationship to the character of the street. Because varied lot sizes and housing types are permitted in the residential zones, uniform setbacks are established to provide a consistent streetscape. TABLE 3-7: Setback Requirements Front Yard, Dwelling [1, 2] Front Yard, Garage Interior Side Yard [3,4] Corner Side Yard Rear Yard [5, 6]

20 feet (possible reduction to 14 feet) 20 feet Either 5 feet or 1 foot for each 3 feet of building height, whichever is greater Same as front yard 15 feet or 2 feet for every 3 feet in building height at the eave line, whichever is greater.

Footnotes: [1]

The front yard setback (for the dwelling or dwellings) may be reduced to 14 feet when the front facade is designed for orientation to and visibility from the street as follows: The front facade is designed to provide a line of sight starting at a point five (5) feet above the floor and two (2) feet directly back from any Standard Front Porch (see definitions) or front-facing window such that a person (if there were no vegetation) would be able to see 100% of their front property line.

CITY OF FOREST GROVE DEVELOPMENT CODE

Article 3 â&#x20AC;&#x201C; Page 12

Zoning Districts

[2]

On an infill lot in a developed neighborhood with established front yard setbacks that are less than the twenty (20) – foot standard, the setback for the new dwelling(s) and the location of the garage shall match front yard setback of the existing dwellings and garage location on abutting lots. Setback compatibility shall be determined through building plan check review, and shall not require a land use application or approval of an adjustment.

[3]

The side yard setback for attached single-family dwellings shall be a minimum of zero (0) feet at common walls and five (5) feet or one (1) foot for each three (3) feet of building height at the eave line, from the end of the unit series. Unless approved by the Director, the dwellings shall be arranged on lots in a manner that the non-zero setback portion for one lot shall be adjacent to the non-zero setback portion on the adjoining lot in order to provide greater continuous open space.

[4]

Accessory buildings (including accessory dwellings and detached garages) that do not exceed one (1) story in height may be located on or within five (5) feet of an interior side yard property line or a rear property line.

[5]

Attached garages which exit to an alley may have a minimum rear yard setback of five (5) feet.

[6]

A larger rear yard setback may be required for multi-family dwellings when the rear yard abuts a lower density residential zone. The need for a larger rear yard setback to provide privacy, access to sunlight and a transition between zones shall be evaluated in the Design Review Process. The screening and buffering standards of Article 8 will be used as guidelines.

Building Height Building height standards are used to establish a compatible building scale. This can help to create a harmonious visual setting and helps to bring about a successful mixing of diverse housing types. 1.

Buildings in the SR, R-10, R-7, R-5 and RML Zones are limited to a maximum height of two and one half (2 ½) stories or thirty-five (35) feet, whichever is less. Accessory buildings are limited to a maximum height of one and one-half (1 ½) stories or twenty-five (25) feet, whichever is less.

Buildings in the RMH Zone are limited to a maximum height of three (3) stories or forty-five (45) feet, whichever is less. A step-down in building heights may be required for multi-family building(s) that abut a lower density residential zone. The need for a step down in building heights to provide privacy, access to sunlight and a transition between zones shall be evaluated in the Design Review Process.

A chimney, radio or television antenna, or device designed for the collection and/or generation of energy from the sun and/or wind may exceed the building height limit by a maximum of fifteen (15) feet.

Church steeples may exceed 35 feet in height through a Type II process. The maximum height is 15 feet above the building height limit in any location allowed by other requirements of the zone district. Church steeples may go to a maximum total height of 75 feet provided that setbacks of 1 foot for each 1 foot in height from the property line are maintained.

CITY OF FOREST GROVE DEVELOPMENT CODE

Article 3 – Page 13

Zoning Districts

Figure 3-1 Step-down in Building Height

10.3.140

RESIDENTIAL DESIGN STANDARDS

All residential development is subject to the design standards found in §10.8.880.

CITY OF FOREST GROVE DEVELOPMENT CODE

Article 3 – Page 14

Zoning Districts

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BO YD

FLE TCH

27TH

ADELINE CT

JUNI P ER

2 6TH

WILLIAMS ST

DO UGLAS

FIRWOOD

28TH AVE

260 feet

This information is deemed reliable but is not guaranteed.

Pre pare d By :

2/ 12 /2 01 8

N A T U R A L Contours

100 Yr. Flood Wetlands

200 feet

This information is deemed reliable but is not guaranteed.

Pre pare d By :

2/ 12 /2 01 8

E N V I R O N M E N T A L c = Conservation p = Protection

760 feet

This information is deemed reliable but is not guaranteed.

Property Development Profile

Utilities The water and sewer utilities information for this property have been ordered from the appropriate agencies. Upon receipt, they will be forwarded.

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